Docklands
At 4,922.2 residents per square kilometre, Docklands is a high-density inner-city market where 98.0% of homes are apartments and 67.6% of residents rent. Its median age is 32, eight years below the national figure, while 67.4% were born overseas, 45.8 percentage points higher than nationally. Compared with Southbank and Melbourne CBD, Docklands is shaped more by recent apartment development and a young, mobile population than by detached housing. A 24.3% vacancy rate and 4.27% annual growth point to strong turnover and ongoing demand, although the 297.5 per 1,000 crime rate is a material consideration.
Population
15,495
Median Age
32.0
Household IncomeiMedian weekly household income (ABS Census)
$1,957/wk
DAs (12 months)iDevelopment Applications lodged in the past year
178
For a homebuyer, Docklands is primarily an apartment decision rather than a house search. Apartments account for 98.0% of dwellings and separate houses only 0.5%, so building quality, owners corporation costs, outlook and amenity matter more than land size. Stock is concentrated in 2-bedroom homes at 54.5%, followed by 0-1 bedrooms at 33.6%, while 4-plus-bedroom homes represent just 1.3%. The mortgage-to-income measure is 23.6%, higher than the 21.0% rent-to-income measure, and neither is flagged as stress. Compared with detached-home suburbs, buyers should focus on like-for-like apartment sales because there is no suburb-wide house-price benchmark.
For Buyers
For a homebuyer, Docklands is primarily an apartment decision rather than a house search. Apartments account for 98.0% of dwellings and separate houses only 0.5%, so building quality, owners corporation costs, outlook and amenity matter more than land size. Stock is concentrated in 2-bedroom homes at 54.5%, followed by 0-1 bedrooms at 33.6%, while 4-plus-bedroom homes represent just 1.3%. The mortgage-to-income measure is 23.6%, higher than the 21.0% rent-to-income measure, and neither is flagged as stress. Compared with detached-home suburbs, buyers should focus on like-for-like apartment sales because there is no suburb-wide house-price benchmark.
For Investors
Docklands can suit investors seeking apartment exposure, but the rental market requires careful screening. Rents average $411 per week and 67.6% of residents rent, supporting a broad tenant pool. However, the 24.3% vacancy rate is above the level associated with tightly supplied rental markets, partly because 98.0% of dwellings are apartments and new stock competes for tenants. A total of 187 development matters over 12 months adds another supply consideration. Annual growth of 4.27% and overseas migration as the primary driver may support demand, but returns should be compared against vacancy, owners corporation costs and building-specific quality rather than rent alone.
Development Activity
Total DAs
376
Last 12 Months
178
YoY ChangeiYear-over-year change in DA lodgements
-8.2%
Avg DA CostiAverage estimated cost per DA in the past year
$25.4M
Monthly DA Lodgements
DA Categories
Schools in Docklands
Open-register school locations for education access. This is not a school-quality ranking.
Docklands Primary School
Demographics
Docklands has a young, highly educated and internationally connected population. The median age is 32, which is 8 years below the national figure, while 64.5% of residents hold university qualifications, 34.4 percentage points higher than nationally. Overseas-born residents account for 67.4%, or 45.8 points above the national comparison. Average household size is 1.8, 0.7 below the national figure, because couples without children represent 65.0% of families. Chinese ancestry counts 3,411 people and Indian ancestry 2,023, while Mandarin is spoken by 1,029 residents. Compared with family-oriented areas beyond the inner city, a 53.7% turnover rate points to a more mobile resident base.
Age Distribution
Bedrooms
Dwelling Structure
0.5%
Houses
1.4%
Townhouse
98.0%
Apartment
Tenure
Docklands has one of Melbourne's most concentrated apartment housing profiles: 98.0% of dwellings are apartments, compared with only 0.5% separate houses and 1.4% semi-detached homes. Renting at 67.6% is higher than owning outright at 12.4% or holding a mortgage at 18.2%, reflecting the suburb's investor and city-living orientation. Two-bedroom homes make up 54.5% of stock, above the 33.6% share of 0-1-bedroom homes, while 3-bedroom dwellings account for 10.6%. Weekly rent is $411 and the mortgage estimate is $2,000 per month. Compared with detached suburbs, apartment levies, vacancy and building maintenance are more important than land value.
Mortgage / mo
$2,000
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $411.
$700
Bond data year ending Sep 2025 · units $763
HH Size
1.8
Personal Income / wk
$1,182
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
24.3%
Unoccupied
2,425
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
24.1%
Couples with children
65.0%
Couples, no children
7.3%
Single parent
3,899
Total families
Economy & Employment
Docklands' economy leans toward professional and city-service work. Professional/Tech is the largest industry at 25.6% with 2,010 workers, followed by Finance at 11.4% with 898, Healthcare at 8.3% with 649, Hospitality at 7.8% with 615 and Retail at 6.3% with 497. Professionals number 3,988 and managers 1,529, supporting household income at the 73.4th percentile, above the national midpoint. Labour-force participation is 71.0%, unemployment is 7.0% and full-time employment is 68.5%. The IEO sits in decile 10, while IER is decile 1; with 67.6% renting and 98.0% apartments, this contrast is consistent with strong education and occupations but fewer household assets. IRSD is decile 7 and IRSAD decile 9, both higher than the IER result.
Unemployment
7.0%
Labour Force
10,144
Unemployed
706
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
68.5%
Part-time
25.1%
Participation
71.0%
Employed
9,438
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
64.5%
Postgraduate
22.9%
Born Overseas
67.4%
Dwellings
7,530
Transport to Work
Docklands suits residents who value central apartment living and reduced reliance on cars. Public transport is used by 15.5% of commuters, compared with 19.2% driving, 10.1% walking or cycling and 53.6% working from home. One local school is identified: Docklands Primary School, a government primary school. Families should check enrolment zones against the exact address because school access can differ across neighbouring areas. Safety is a more significant consideration than in low-incident suburban settings, with 4,610 recorded offences and a rate of 297.5 per 1,000 people; property and deception offences account for 3,033 and crimes against the person 745. IRSAD is in decile 9, higher than the suburb's IRSD decile 7, indicating strong overall advantage despite uneven lived experience.
Drive
19.2%
Public Transport
15.5%
Walk / Cycle
10.1%
Work from Home
53.6%
Population Forecast
+4.27%/yr
(+817 people/yr)
High GrowthDocklands is on a high-growth trajectory, with annual growth forecast at 4.27% and overseas migration identified as the primary driver. The wider area records a 167.9% population change over ten years, while the shift trajectory is Growing (all ages), indicating that demand is not limited to a single age group. Gentrification is not the defining pattern: the gentrification score is 0 and the stage is New development, while the shift profile describes the area as Not gentrifying. Rent growth has been negative at -19.1%, even as affordability is labelled Improving and the measure moved from 47.9 in 2011 to 34.8 in 2021. Compared with mature suburbs, Docklands' momentum is more closely tied to new apartments and overseas migration.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+1,006
Net Internal / yr
-330
Gentrification Signal
New development
Safety & Crime
Total Offences
4,610
Year ending June 2024
Rate per 1,000 People
297.5
Offence Categories
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Docklands compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Docklands a good suburb to live in?
Docklands can suit residents who value apartment living, central access and a younger, internationally connected setting. The median age is 32, 53.6% work from home and 98.0% of dwellings are apartments. Trade-offs include 67.6% renting, a 24.3% vacancy rate and crime of 297.5 per 1,000, which is higher than many quiet suburban environments.
What is the median house price in Docklands?
There is no suburb-wide median house price benchmark for Docklands. With 98.0% of dwellings made up of apartments and only 0.5% separate houses, apartment sale comparisons are more relevant than a detached-house median. The largest segment is 2-bedroom homes at 54.5%, so buyers should compare similar buildings, layouts and owners corporation costs.
What schools are in Docklands?
Docklands Primary School is the identified local government primary school. Families should verify the exact enrolment zone and compare nearby options in Melbourne CBD and Southbank, especially if they need secondary schooling. The local school count is 1, so the address and preferred sector should be checked before committing to a property.
Is Docklands safe?
Docklands requires the same safety checks as other busy inner-city areas. The recorded crime rate is 297.5 offences per 1,000 residents, with 4,610 offences in total. Property and deception offences account for 3,033, compared with 745 crimes against the person. The rate is above a low-crime suburban profile, so inspect the building, street activity and transport route at different times.
Is Docklands good for property investment?
Docklands may suit investors comfortable with apartment supply and tenant turnover. Renting accounts for 67.6% of households and weekly rent is $411, but the 24.3% vacancy rate is high compared with tightly supplied markets. There were 187 development matters over 12 months. Annual growth of 4.27% and overseas migration support demand, but vacancy and building costs need close attention.
How is Docklands's population changing?
Docklands has 15,495 residents today. Across the wider area, population change over ten years is 167.9%, with annual growth of 4.27% and a trajectory of Growing (all ages). Overseas migration is the primary driver, so demand is closely tied to apartment supply, international arrivals and city employment rather than detached-house expansion.
What languages are spoken in Docklands?
Docklands is more internationally diverse than the national profile, with 67.4% of residents born overseas. Mandarin is spoken by 1,029 residents, Hindi by 392, Cantonese by 237, Arabic by 172 and Korean by 137. Chinese ancestry counts 3,411 people and Indian ancestry 2,023, reflecting the suburb's young, mobile and migrant-majority population.
What development is occurring in Docklands?
Docklands recorded 187 development matters over 12 months, consistent with its New development stage and 98.0% apartment share. This continuing activity can improve amenity and support population growth, but it may also add competing rental stock to a market already showing a 24.3% vacancy rate. Buyers and investors should check current planning approvals and building-specific impacts.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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